Denman Community Land Trust Association

Denman Island B.C. Canada

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Denman Community Land Trust Association

registered non-profit society August 2008

registered charity June 2009

BN 84223 0898 RR0001




DCLTA’s Project 2


Pepper Lane


Seniors’ Affordable Housing





Contact Us:


Write to:

Denman Community Land Trust Association

c/o 3900 Lacon Road,

Denman Island, B.C.  V0R 1T0


E-mail us:

DCLTA’s 2018 Pledges for Land Purchase Appeal:


                                     ~click here



Seniors’ Affordable Housing Needs Report:

September 2014 — thanks to CVRD Grant-in-Aid funding.


                                    ~click here



DCLTA’s Project 2 Business Plan:  

July 2016 — thanks to a CMHC seed funding grant.


                                     ~click here



Letters of Support:


     ~ Gord Johns - Member of Parliament


     ~ Selina Robinson – Minister of Municipal Affairs and Housing


     ~ Comox Valley Coalition to End Homelessness


     ~ Denman Island Residents Association


     ~ Denman Seniors and Museum Society



DCLTA’s Delegation to the May 2, 2017 Local Trust Committee:

re: Seniors’ Affordable Housing project.


                                     ~click here



DCLTA’s September 17, 2017 Community Information Meeting:

re: display panel text.


                                     ~click here


re: meeting minutes.


                                     ~click here




Technical Reports ~


~ ALC exclusion related documents:


          1) 2015-11-26 Soil Analysis.pdf


          2) 2016-11-15 ALC Exclusion.pdf


          3) 2018-11-14 ALC Exclusion Reconsideration 1.pdf


          4) 2019-11-28  ALC Exclusion Reconsideration 2.pdf


          5) 2019-05-13 Vegetation & Fencing Plan, ALC Approval.pdf


~ Wastewater related documents:


          6) 2016-01-26 Wastewater Assessment.pdf


          7) 2017-08-21 Wastewater Treatment Specifications.pdf


~ Water related documents:


          8) 2017-07-05 Well Construction Report.pdf


          9) 2018-03-12 DCLTA's FLNRORD Water Licence Application.pdf


          10) 2018-10-24 Maxxam Water Sample Report.pdf


          11) 2018-11-05 Pumping Test Preliminary Report.pdf


          12) 2018-11-29 FLNRORD S.Barroso Pumping Test Review.pdf


          13) 2019-02-20 FLNRORD Decision Letter, Licence and Plan.pdf


          14) 2019-02-20 FLNRORD Conditional Water Licence.pdf




DCLTA’s Project 2 Log:   November 2013 to present


note:    ~ ALC = Agricultural Land Commission

             ~ ALR = Agricultural Land Reserve


             ~ CMHC = Canada Mortgage and Housing Corporation


             ~ CVHTF = Comox Valley Housing Task Force


             ~ CVRD = Comox Valley Regional District


             ~ FLNRORD = Ministry of Forests, Lands, Natural Resource Operations & Rural Development


             ~ LTC = Denman Island Local Trust Committee

             ~ LUB = Denman Island Land Use Bylaw


             ~ MOTI = Ministry of Transportation and Infrastructure

             ~ OCP = Denman Island Official Community Plan


             ~ REFBC = Real Estate Foundation of BC

             ~ TOR = Islands Trust Area Water Assessment Toolkit DRAFT Terms of Reference


             ~ VIHA = Vancouver Island Health Authority



November 2013 — DCLTA signs a Memorandum of Understanding with a Denman landowner for the

     creation of eight units of seniors’ affordable housing.

February 2014 — DCLTA sponsors an Open House Tea to present Seniors’ Affordable Housing

     proposal to neighbourhood and community for feedback.

March 2014 — DCLTA presents Seniors’ Affordable Housing proposal to local government planner for

     advice.

August 2014 — DCLTA presents Seniors’ Affordable Housing proposal to MOTI for advice.

September 2014 — DCLTA presents Seniors’ Affordable Housing proposal to VIHA for advice.

December 2014 — DCLTA formal memo to MOTI re: access and layout concept for Seniors’

     Affordable Housing proposal.

January 2015 — DCLTA signs an Updated Memorandum of Understanding with a Denman landowner

     for Seniors’ Affordable Housing proposal with added provision for strata title plus management of

     drainage ditch.

January 2015 — DCLTA presents Seniors’ Affordable Housing proposal to CVRD Area Director and

     Chair for advice.

May 2015 — DCLTA delegation to the local government introduces Project 2, Seniors’ Affordable

     Housing, and answering questions.

June 2015 — DCLTA meets with MOTI to present a Seniors’ Affordable Housing project update and

     seek on-going advice.

December 2015 — DCLTA submits an ALC Exclusion Application for its Seniors’ Affordable Housing

     project.

December 2o15 — DCLTA initiates a Wastewater Site Assessment for its Seniors’ Affordable Housing

     project ~ CMHC 2015 Seed Funding grant.

December 2015 — DCLTA initiates the development of a formal business plan for its Seniors’

     Affordable Housing project ~ CMHC 2015 Seed Funding grant.

January 2016 — DCLTA delegation to the LTC re: ALC Exclusion Application for its Seniors’

     Affordable Housing project.

January 2016 — DCLTA completes its Wastewater Site Assessment Report for its Seniors’ Affordable

     Housing project ~ CMHC 2015 Seed Funding Grant.

February 2016 — DCLTA meets with MOTI to present a Seniors’ Affordable Housing project update

     and seek on-going advice.

February 2016 — DCLTA meets with VIHA to present a Seniors’ Affordable Housing project update

     and seek on-going advice.

July 2016 — DCLTA completes its formal business plan for its Seniors’ Affordable Housing project ~

     CMHC 2015 Seed Funding grant.

November 2016 — ALC approves DCLTA's Exclusion Application for its Seniors’ Affordable Housing

     project.

November 2016 — DCLTA secures the right-of-way for its Seniors’ Affordable Housing project.

January 2017 — DCLTA has the right-of-way for the Seniors’ Affordable Housing site surveyed ~

     CMHC 2015 Seed Funding grant.

February 2017 — DCLTA work bee to tidy the Seniors’ Affordable Housing site ~ CVRD 2016

     Grant-In-Aid.

March 2017 — DCLTA meets with Islands Trust Planner/Regional Manager as first step in the

     necessary bylaw amendment for its Seniors’ Affordable Housing project.

April 2017 — DCLTA work bee to tidy the Seniors’ Affordable Housing site ~ CVRD 2016

     Grant-In-Aid.

May 2017 — DCLTA delegation to the LTC re its Seniors’ Affordable Housing project.

July 2017 — DCLTA has the well drilled for the Seniors’ Affordable Housing project drilled ~ CVRD

     2017 Grant-in-Aid.

August 2017 — DCLTA completes its Wastewater Treatment System Design for its Seniors’ Affordable

     Housing project ~ CMHC 2015 Seed Funding grant.

August 2017 — DCLTA meets on site with BC Housing, Director Regional Development Malcolm

     McNaughton to explore funding possibilities.

September 2017 — DCLTA submits its Bylaw Amendment Application for its Seniors’ Affordable

     Housing project.

September 2017 — DCLTA work bee to stake building footprints for its Seniors’ Affordable Housing

     project ~ CVRD 2017 Grant-in-Aid.

September 2017 — DCLTA meets on site with Trust Regional Planning Manager and Planner for

     Denman to discuss its Seniors’ Affordable Housing project.

September 2017 — DCLTA sponsors a Community Information Meeting as part of the bylaw

     amendment application process for its Seniors’ Affordable Housing project.

November 2017 — DCLTA delegation to the LTC expresses concern re Staff Report which appeared

     to add Trust oversight to the oversight jurisdiction of other Ministries.

January 2018 — DCLTA sends letter to MLA Scott Fraser introducing DCLTA, its current housing

     project and requesting a meeting.

January 2018 — DCLTA sends letter to Minister of Municipal Affairs and Housing Selina Robinson

     introducing DCLTA, its current housing project and seeking advice and support for DCLTA’s

     Seniors’ Affordable Housing Project.

February 2018 — DCLTA delegation to LTC and follow-up meeting with the Trust Planner to explore

     requirements arising in preparation to drafting a rezoning bylaw.

February 2018 — DCLTA submits a Development Variance Permit Application (DVP) to waive

     subdivision requirements for the proposed lane lot line adjustment.

February 2018 — DCLTA letter to BC Office of the Seniors Advocate Isobel MacKenzie seeking

     advice and support for DCLTA’s Seniors’ Affordable Housing Project.

February 2018 — DCLTA meets with Gord Johns MP for advice regarding the National Housing

     Strategy funding and requesting his voice in support of DCLTA’s Seniors’ Affordable Housing project.

March 2018 — DCLTA submits its Groundwater Licence Application to FLNRORD for its proposed

     Seniors’ Affordable Housing project water system.

March 2018 — DCLTA delegation to LTC stating that DCLTA had met 3 out of 4 subdivision

     requirements for the lot line adjustment and understood that MOTI would accept a waiver for the

     4th requirement. DCLTA is asked to provide a letter from the Approving Officer to that effect.

March 2018 — LTC waives the 66 foot frontage requirement for the proposed project’s access to

     Denman Road.

March 2018 — DCLTA launches its Pledges for Land Purchase appeal.

April 2018 — MOTI’s Approving Officer emails DCLTA stating acceptance of the potential LTC DVP

     waiver (see March 2018 delegation to LTC).

May 2018 — LTC meeting wherein DCLTA indicates that MOTI will accept the LTC decision

     regarding the amended DVP, asks if Trust staff has further requirements and enquires when the DVP

     will be brought to the LTC for consideration.

May 2018 — DCLTA reports the completion of the project’s water licence application to the LTC

     meeting and that the Trust will have opportunity to comment on the conditions outlined for the

     licence.

May 2018 — DCLTA letter to Minister of Families, Children and Social Development Jean-Yves Duclos

     to explore matching funds to purchase the property for the proposed Seniors’ Affordable Housing

     project, start-up grants for infrastructure needs such as rural water and sewage systems and forgivable

     loans to offset construction costs.

May 2018 — DCLTA letter to CMHC Chair Derek Ballantyne requesting consultation regarding

     start-up grants for infrastructure needs such as rural water and sewage systems and forgivable loans to

     offset construction costs for the proposed Seniors’ Affordable Housing project.

June 2018 — DCLTA letter to Minister of Infrastructure and Communities Amarjeet Sohi to introduce

     DCLTA and request ministry guidance to assist DCLTA access to start-up grants for infrastructure

     such as rural water and sewage systems for the proposed Seniors’ Affordable Housing project.

June 2018 — CVRD Grant-In-Aid approves DCLTA funding application for the project’s Design Phase.

June 2018 — DCLTA meets on site with Scott Fraser MLA to discuss funding opportunities as part of

     federal and provincial funds available for affordable housing in relation to a rural scale proposal such

     as the Seniors’ Affordable Housing project.

June 2018 — DCLTA letter to Minister of  Environment and Climate Change Strategy George

     Heyman to introduce DCLTA and request a ministry contact person with whom we could explore

     energy and water conservation and climate change mitigation strategies funding opportunities

     appropriate for the Seniors’ Affordable Housing project.

June 2018 — LTC approves DCLTA’s Development Variance Permit Application (DVP) to waive

     subdivision requirements for the proposed lane lot line adjustment.

July 2018 — DCLTA speaker phone conference with ALC Land Use Planners to discuss DCLTA

     request to reduce the ALR parcel excluded in November 2016 to the area proposed for the project.

July 2018 — DCLTA Water Project Team establishes a dug well to research the project parcel’s surface

     water / aquifer recharge pattern.

August 2018 — DCLTA Water Project Team meets to discuss hydrological information provided by

     FLNRORD.

October 2018 — DCLTA provides the LTC meeting with a project update including the upcoming

     FLNRORD site visit, DCLTA’s request that the ALR exclusion be reduced to the project’s 2 acres,

     and its concerns regarding the growing complexity of the lane lot line adjustment process.

October 2018 — FLNRORD Authorization Specialist-Water and Regional Hydrogeologist meet on

     site with DCLTA’s Water Team.

October 2018 — DCLTA Seniors’ Affordable Housing site well pumping test.

November 2018 — DCLTA Pumping Test Preliminary Results forwarded to FLNRORD as part of

     FLNRORD water licence requirements.

November 2018 — ALC approves DCLTA’s request that the Agricultural Land Reserve (ALR)

     exclusion only include the land proposed for the project.

November 2018 — FLNRORD Regional Hydrologist reviews the Pumping Test Preliminary Results

     and concludes “Based on the information previously submitted by the applicant, and the results of

     recent testing, I do not have additional concerns regarding this application.”

January 2019 — Trust staff reviews the Water Licence referral information provided by FLNRORD

     and requires an additional “comprehensive hydrogeological assessment.”

January 2019 — MOTI reduces requirements for lane lot line adjustment.

January 2019 — DCLTA letter to MLA Scott Fraser requests a meeting to discuss funding

     opportunities via Infrastructure Canada’s Bilateral Agreement.

January 2019 — MOTI grants preliminary approval of the lane lot line adjustment.

January 2019 — DCLTA submits Vegetative and Fencing Buffer Plan to the ALC as per the exclusion

     conditions.

January 2019 — Trust staff confirms that the lane lot line adjustment “conforms to all Denman Island

     Local Trust Committee bylaws, and that Islands Trust has no outstanding conditions for final

     approval.”

January 2019 — DCLTA meets with Trust staff to discuss steps prior to and as part of drafting the

     project’s September 2017 rezoning application.

January 2019 — DCLTA provides Trust staff with FLNRORD hydrogeologist Sylvia Barrosa’s

     comprehensive review of the pumping test data that concludes “I do not have additional concerns

     regarding this application.”

February 2019 — DCLTA delegation to the LTC meeting asks the LTC to accept the FLNRORD

     water licence as satisfying “proof of adequate, potable water”.

February 2019 — DCLTA email updates BC Housing’s Malcolm McNaughton that the bylaw

     amendment process appears stalled.

February 2019 — FLNRORD issues the water licence for the project.

March 2019 — DCLTA applies for a CVRD Grant-In-Aid for its Rainwater Catchment Backup project.

March 2019 — LTC Chair Sue Ellen Fast visits Seniors’ proposal site at DCLTA’s invitation.

March 2019 — DCLTA delegation to LTC meeting questions use of full residential LUB water

     requirements per unit combined with unspecified added requirements (TOR) to establish proof of

     adequate potable water for the seniors’ proposal.

March 2019 — DCLTA meets with CMHC’s Marcia Jean-Baptiste, Specialist, Affordable Housing to

     discuss funding Seniors’ Project including wastewater system using Co-Investment Fund.

April 2019 — DCLTA sends registered letters to Selina Robinson, Minister of Municipal Affairs and

     Housing and to Doug Donaldson, Minister of FLNRORD with copies to MLA Scott Fraser and

     Director of Local Planning David Marlor asking for resolution to apparent jurisdictional issues

     regarding approval of the project’s drilled well as a source of “adequate potable water.”

April 2019 — DCLTA meets with Island Health’s Environmental Health Officer and Regional

     Drinking Water Co-ordinator to confirm that VIHA would accept the FLNRORD water licence

     based on 230 litres per day per person with units at full capacity and to seek information and advice

     on the system proposed for the project.

April 2019 — DCLTA meets with CVRD Area A Director Daniel Arbour including site visit.

April 2019 — DCLTA delegation to LTC Meeting asks that the LTC accept the FLNRORD Water

     Licence as “proof of adequate, potable water” and reports on DCLTA’s meeting with Island Health.

     LTC motion asks Trust staff to prepare draft bylaws for DE-RZ-2017.1.

May 2019 — ALC approves DCLTA’s Vegetative Buffer and Fencing Plan.

May 2019 — Trust staff meets with FLNRORD staff to review basis for DCLTA’s water licence and the

     updated hydrogeological data for Denman Island.

May 2019 — CVRD approves DCLTA’s Grant-In-Aid application for its Rainwater Catchment Backup

     project.

June 2019 — Trust staff presents a Preliminary Draft Bylaw “for information only” to the June 6, 2019

     LTC meeting.

June 2019 — DCLTA responds to Preliminary Draft Bylaw outlining concerns regarding definitions,

     increased setbacks, building height maximum to 12 metres (40 feet = 3 stories), lot coverage reduction

     and regulatory documents still in progress.

June 2019 — DCLTA emails Trust staff adding concerns regarding draft bylaw provision for home

     occupations.

July 2019 — DCLTA emails LTC with concerns regarding proof of adequate potable water, the 10

     metre (33 feet) setbacks and, as yet unspecified, DPA requirements.

July 2019 — DCLTA contacts BC Housing’s Malcolm McNaughton to inquire about funding grants for

     2020.

July 2019 — DCLTA explores grants via the Federation of Canadian Municipalities Green

     Municipalities Fund.

July 2019 — DCLTA meets with Trustee Busheikin re preliminary draft bylaw concerns.

July 2019 — DCLTA meets with Trustee Critchley re preliminary draft bylaw concerns.

July 2019 — DCLTA work bee brushes out proposal area in preparation for its Rainwater Catchment

    Backup project.

August 2019 — DCLTA speaker phone conferences with BC Housing Kirsten Baillie re funding.

August 2019 — DCLTA submission to the September 17-18, 2019 Trust Council urges Trust Council to

     consider DCLTA’s September 2017 submission requesting that the Trust Council create a Trust-wide

      affordable housing first policy and address affordable housing needs in the Trust Policy Statement.

September 2019 — DCLTA learns that the shared lane access to its seniors’ proposal is designated as

     “ALR” thereby precluding the project.

September 2019 — DCLTA meets with MOTI Brendan Kelly, Development Technician, Vancouver

     Island District (Courtenay office) to outline its strata subdivision proposal and ask for advice.

September 2019 — Trust staff confirms that the interior lane access is intended to remain in the ALR.

September 2019 — DCLTA completes its Rainwater Catchment Backup project ~ CVRD 2019

     Grant-In-Aid.

October 2019 — DCLTA asks that the October 3, 2019 first reading of the draft bylaws be delayed

     until the setbacks, ALR area and Residential Rental Tenure zoning (R4) issues can be resolved.

October 2019 — DCLTA presents a site map to the LTC meeting illustrating how 10 metre (33 feet)

     setbacks preclude the project.

October 2019 — DCLTA work bee ‘winterizes’ the project area.

November 2019 — DCLTA meets with Islands Trust planners to explore concerns regarding R4

     requirements that do not reflect the design and layout of the project and to emphasize the need for

     the necessary Housing Agreement.

November 2019 — DCLTA’s Creative Oddments Silent Auction generates $4,375 towards the land

     purchase.

November 2019 — DCLTA resolves the lane access issue with the ALR to the benefit of both the

     ALC and the Seniors’ proposal.

December 2019 — DCLTA emails Trust staff to underscore that the proposed setbacks for the new

     R4 zone preclude the layout of the dwelling units and eliminate the area needed for the wastewater

     drain field and the utility shed.

December 2019 — DCLTA’s Craft Fair booth and Grapevine Christmas insert generates $7,727

     towards the land purchase. Thanks to community support, DCLTA has now raised 92% of the land

     purchase cost.

January 2020 — At its January 21, 2020 meeting the LTC passes motions to recognize the FLNRORD

     Water Licence as proof of adequate potable water and to allow the existing residential zoning

     setbacks of 3 metres (10 feet), building height maximum of 9 metres and lot coverage maximum of

     25% for the Seniors’ Affordable Housing proposal.



Aerial Map of  Lot M:     Proposed Project Site